Council Communication

A Public Hearing on an Amendment to the Land Use Ordinance Providing for the Establishment of Minimum Densities within the R-2 and R-3 Multifamily Zones
Meeting Date:	November 2, 2004	00	Primary Staff Contact:	Brandon Goldman 552-2076 goldmanb@ashland.or.us
Department:	Community Development		Secondary Staff Contact:	John McLaughlin, 552-2043 mclaughj@ashland.or.us
Contributing Departments:	Legal
Approval:	Gino Grimaldi

Statement: The Ashland Housing Commission has forwarded a proposed ordinance change to the R-2 and R-3 zoning ordinances intended to ensure those multifamily lands are developed efficiently and in a manner that is consistent with the Comprehensive Plan. The proposed changes would establish minimum densities at 80% of the base densities within the multifamily zones.

Background: On April 28th the Housing Commission discussed Strategy 3 of the Housing Action Plan, concentrating on limitation of single family uses on multi-family zoned property and establishing minimum densities at potentially 80 percent of the maximum density allowed. The Housing Commission and Planning Commission held a joint study session on July 27th, 2004, in order to review proposed changes to the Land Use ordinance effecting Multi-family zoned land (R-2 and R-3 zones). At this meeting Staff presented two distinct zoning changes regarding multifamily zones for discussion. The first being the establishment of minimum densities within the zones, and the second being a limitation on the development of for-purchase housing. The minimum density ordinance is the action being presented here. On August 25th the Housing Commission held a public hearing to discuss the proposed ordinance changes to establish a minimum density within multifamily zones. The Planning commission held a public hearing on October 27th to receive public testimony and review the proposed ordinance amendments.

Related City Policies: The attached Staff Report dated October 12, 2004 outlines a number of City and State Policies, and City adopted plans, that specifically relate to the proposed ordinance changes. While some have attempted to categorize this effort as an "affordable housing" initiative, in reality, it is a land use tool that addresses not only housing availability, but also efficient utilization of urbanizable land, effective development patterns for transportation, and as a tool for limiting sprawl.

Council Options: The Council may adopt, amend, or deny the proposed ordinance changes.

Staff Recommendation: The Housing Commission reviewed the draft ordinance changes at their regular meeting on August 25th and unanimously voiced their support for the establishment of minimum densities and forwarded the draft ordinance changes to the Planning Commission. The Planning Commission held a public hearing on October 27th, continued from their regular meeting on October 12th, to review the minimum density provisions and provide a recommendation to Council regarding the changes to the R-2 and R-3 Land Use Ordinance. After receiving public testimony and extensive deliberation the Planning Commission approved of the proposed changes by a 6 - 2 vote, with edits to sections "c" and "g" exceptions provisions as shown below (additions in bold italic): c. Lots with existing or proposed conditional uses may be exempt for that portion of the property that is subject to the conditional use for calculations of the minimum base density standard. g. A lot that is nonconforming in minimum density may not move further out of conformance with the minimum density standard. However, units may be added to the lot which bring the lot closer to conformance without coming all the way into conformance provided it is demonstrated that the minimum density will not be precluded. Staff recommends approval and adoption of the establishment of a minimum density as proposed with the Planning Commission modifications as noted above.

Potential Motions: Move to direct Staff to bring back the proposed ordinance changes, including the modifications to the exception standards "c" and "d" as presented by the Planning Commission, for first reading.

Attachments: Minutes Planning Commission, October 26th, 2004 (pgs A1- A ) Minutes Housing Commission, August 25th, 2004 (pgs B1- B2) Minutes Joint Study Session July 27th, 2004 (pgs C1- C2) Staff Report dated October 12, 2004 (pgs D1- D8) Housing Commission Memo August 25th, 2004 (pg E1) Memo to Joint Study Session July 27, 2004 (pgs F1- F12) Proposed Ordinances (18.24 and 18.28) (pgs G1- G17) Notification Mailing (pgs H1- H2) Written Testimony Received (3 letters) (pgs I1- I4)

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